Crich Quarry-Planning Application
Representation of Crich Parish Council
Proposal: Outline planning permission with some matters reserved, for an alternative form of restoration and redevelopment of Crich quarry for a mixed-use leisure development on approximately 43 acres of land. Location: Crich Quarry, Town End, Crich, Matlock, DE4 5DP DCC reference CM6/0122/28 AVA reference COR/2022/0030
Crich Parish Council being mindful of the absolute importance of public consultation held a Public Meeting in the Glebe Field Centre, Crich on 21 March 2022 which was attended by 148 people. The applicants who had submitted the planning application to Derbyshire County Council were invited to attend, but did not. The following representation was presented to, and endorsed by that meeting and subsequently agreed by resolution at a meeting of Crich Parish Council on 22 March 2022.
Crich Parish Council OBJECT to the proposed development for the following reasons:
The proposals are contrary to the Crich Parish Neighbourhood Development Plan which is the most up-to-date component of the Development Plan applying in the area within which the application site lies.
The Neighbourhood Plan was overwhelmingly supported at local referendum with 97% of votes cast in favour. Section 3 of the Neighbourhood Planning Act requires that, as part of the Development Plan, the Neighbourhood Plan must be given full weight in the determination of planning applications and in decisions on planning appeals in the plan area. Section 156 of the Housing and Planning Act 2016 requires any conflict with a neighbourhood plan to be set out in the committee report, that will inform any planning committee decision, where that report recommends granting planning permission for development that conflicts with a made neighbourhood plan. Paragraph 12 of the National Planning Policy Framework is very clear that where a planning application conflicts with an up-to-date neighbourhood plan that forms part of the Development Plan, permission should not usually be granted.
The Supporting Planning Statement submitted with the application is flawed and wholly inadequate in that it does not give consideration to key policies of the Development Plan contained within the Crich Parish Neighbourhood Development Plan.
The Design and Access Statement submitted with the application merely includes an image of the front cover of the Crich Parish Neighbourhood Development Plan in an Appendix, and fails to demonstrate the policies of the Neighbourhood Plan have been considered in the formulation of the proposal. Objection is raised to the planning application in respect of the following Development Plan policies:
Policy NP1: Spatial Strategy
The proposal is contrary to the spatial strategy in that:
- The proposal is outside the settlement development boundaries;
- The density of development of the proposal is inappropriate and not related to the surrounding environment;
- The proposal does not conserve, nor enhance, the landscape character and setting of Crich; and
- The proposal does not avoid the risk of damage to areas of importance for nature conservation.
Policy NP2: Development within Settlement Development Boundaries
The proposal does not treat land outside the settlement development boundary as open countryside which is to be protected for the sake of its intrinsic character and beauty in accordance with paragraph 174 of the National Planning Policy Framework.
Policy NP3: Protecting the Landscape Character of Crich Parish
The proposal fails to demonstrate it will not have a significant adverse impact on publicly accessible views identified as being particularly important in the 'Crich Parish: Villages in a Landscape - Appraisal and Policy Guidance'. Paragraph 174 of the National Planning Policy Framework clearly states planning decisions should contribute to and enhance the natural and local environment by protecting valued landscapes, and sites of biodiversity or geological value. The proposal has failed to assess the geological value of the site. Policy
NP8: Local Green Spaces
The proposal will have an adverse impact on the openness and special character of the Crich Stand Local Green Space which was designated having been found to hold a particular local significance, and to be demonstrably special to the local and wider communities. Crich Stand is a place of remembrance and quiet reflection, honouring brave lives lost in national conflicts. The application proposal includes no tranquillity impact assessment. Crich Stand is an important heritage asset dominating the surrounding countryside and adjacent Derwent Valley Mills World Heritage Site, and is valued across extensive Military Regimental areas, as evidenced by the Annual Pilgrimage which is of regional significance. The proposal is within the immediate setting of Crich Stand and will adversely affect the significance of that Grade II* designated heritage asset through visual intrusion, and noise and light pollution.
Policy NP9: Maintaining and Enhancing the Parish's Biodiversity
The proposal will harm the network of ecological features and habitats that cannot be sufficiently avoided or mitigated. The Environment Statement, and Appendices included in Volume 2 of the Environment Statement, submitted with the application do not provide the necessary evidence to confirm harm to important ecological features and habitats will be avoided or adequately mitigated. In particular paragraph 7.3 of the submitted Non-Technical Summary of the Environmental Statement dismisses without adequate investigation the likelihood of peregrine falcons breeding on the site.
Policy NP10: Conservation and Enhancement of Non-Vehicular Routes
The proposal will harm the attractiveness of statutory active travel routes, particularly the well-used public footpath linking Crich Stand and Wakebridge, through visual intrusion, and noise and disturbance. The proposal fails to enable connections to existing active travel routes.
Policy NP12: Supporting Local Businesses
The proposal is not of a scale, design or form in keeping with the built environment and landscape character in accordance with the 'Crich Parish: Villages in a Landscape – Appraisal and Policy Guidance' principles. The proposal also fails to meet the policy criteria in that it will harm residential amenity, and will have a detrimental effect on the operation and safety of the local road network.
Policy NP14: Tourism Development in the Countryside
The proposal fails to demonstrate that it is appropriate in its location, scale and design (in accordance with the 'Crich Parish: Villages in a Landscape - Appraisal and Policy Guidance'). The proposal also fails to demonstrate that it will not be detrimental to the character and appearance of the natural and historic assets of the Plan area. The proposal will have a detrimental impact on the significance of the designated Crich Stand monument and grounds.
Policy NP17: Car Parking (and traffic issues)
The Neighbourhood Plan identifies high levels of local concern regarding future development impacting on increased traffic pressure, particularly in locations with significant existing on-street parking. Roads in the area are predominantly narrow where parked vehicles restrict movement to only one-way at a time. The suggestion in paragraph 4.8.1 of the submitted Transport Assessment that this can be dealt with through traffic management measures is wholly impractical as there are, in many instances, no alternative locations available for residents to park their vehicles. Footways are often narrow or absent. Many road junctions are sub-standard. Crich Cross, identified in the submitted Transport Assessment as the Cromford Road/Bowns Hill junction, will be loaded with traffic assigned to all three approach/departure routes on the Drive Time Gravity Model. This junction, due to existing poor alignment, is particularly unsuitable for additional traffic loading, and is restricted from improvement by the presence of an important heritage asset. Pedestrian and traffic pinch points are identified in the Neighbourhood Plan in Crich and in Whatstandwell along traffic routes leading to the application site and which pass Infant, Junior and Primary schools. The conclusion reached, in paragraph 4.9.1 of the submitted Transport Assessment, that no road safety interventions are necessary is clearly flawed. The proposed development will have a detrimental impact on highway safety and result in residual cumulative impacts on the road network that will be severe, contrary to paragraph 111 of the National Planning Policy Framework. The Transport Assessment, and the Report on Parking Strategy, submitted with the application do not provide the necessary evidence to confirm this element of objection will be overcome.
Posted: Tue, 05 Apr 2022 15:24 by Sam Teece